The key is there is no financing contingency, and if the buyer does not perform, they lose their deposit.But, obviously, anybody can check that box and sign an offer.

<<caveat though - once inflation is considered, it isn't the greatest overall return - real estate market appreciation still likely way out performs it - but while we wait for a property, it works for us.  

I'd recommend actually looking at the top performing asset classes in your market. define the market you want to do.

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

On the sell side, my local properties have performed great with no hurricane risk.Mother Nature can be unpredictable and impact RE performance, time required, etc. 

This friendship is already destroyed.When you do finally get them out, perform a walkthough and send them a bill for every repair that you do.

Begin with a small daily budget to test performance, then scale up based on results.

Some top performers lost only a little 5-10%, some lost over 40%.  2023-2024 YoY so far is up 15% but ADR is down. 

However, I have a feeling that is not the case here.The only other exception i can see if you request that you want to see the performance of each specific unit.The next question would be since you already had a couple of multi-family houses, how did your CPA classify them on the tax return?

If you are working for an investor type of company it is normally paid based on performance.